8 Chisholm Trl · Wiggins, MS 39577

$109,000

2 bd · 1.5 ba · 1,446 sqft · SingleFamily public records · 92 Days on market

Built 1984 8,276 sqft lot $75/sqft · 36% below area Est $152k · 28% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Affordable 2 bedroom, 1 1 1/2 Bath home in Wiggins. This home is situated on a nice lot with a nice backyard. The two bedroom 1 1/2 bath home has an open floor plan with plenty of room to entertain on the large back porch. Don't miss out on this home.

Key facts

• Open floor plan
• Large back porch
• 8,276 sq ft lot

Tags

• OPEN FLOOR PLAN
• LARGE BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.5% in Wiggins — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#58 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, crime D, amenities F.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 60 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $152,296
• List price: $109,000
• Delta: -28.43%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Chisholm Trl	0.00mi	2/1.5	1,288 (-11%)	0mo	$109,000	$85	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,864
• Equity at exit: $16,252

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $33,222
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39577

• Home prices YoY: -30.1%
• Active inventory: 70
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $354

Break-even live

Break-even rent $896

Max offer price $109,000

Occupancy floor 69%

Sensitivity live

Price	-10% $416	-5% $385	+0% $354	+5% $323	+10% $292
Rent	-10% $248	-5% $301	+0% $354	+5% $407	+10% $460
Rate	-1.0pp $409	-0.5pp $382	base $354	+0.5pp $326	+1.0pp $297

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-31
   status $109,000 Pending 92 DOM
2. 2026-04-15
   price $109,000 260-char remark

   Show marketing remark (260 chars)

   Nice Affordable 2 bedroom, 1 1 1/2 Bath home in Wiggins. This home is situated on a nice lot with a nice backyard. The two bedroom 1 1/2 bath home has an open floor plan with plenty of room to entertain on the large back porch. Don't miss out on this home.

3. 2026-02-27
   listed $119,000 Active 260-char remark

   Show marketing remark (260 chars)

   Nice Affordable 2 bedroom, 1 1 1/2 Bath home in Wiggins. This home is situated on a nice lot with a nice backyard. The two bedroom 1 1/2 bath home has an open floor plan with plenty of room to entertain on the large back porch. Don't miss out on this home.

4. 2026-02-15
   historical
5. 2026-01-14
   price $122,550
6. 2025-09-03
   price $129,000
7. 2025-08-15
   listed $139,900 Active
8. 2021-09-22
   historical
9. 2021-05-11
   soldstatus
10. 2021-04-09
    listed $120,000
11. 2020-10-24
    listed $115,000
12. 2017-06-01
    soldstatus
13. 2017-01-30
    listed $34,900
14. 2006-04-27
    soldstatus
15. 2006-01-24
    listed $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,129
• − Mortgage interest: −$6,106
• − Property taxes: −$1,092
• − Insurance: −$545
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,171
• Taxable income: $2,635
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,613/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Wiggins

• Score: 68/100
• State rank: #58
• US rank: #9290

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,488

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.19%
• Current HPI: 158.2419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+21.1% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $109,000 MLSU
• 2026-02-27 Listed $119,000 MLSU
• 2026-02-15 Listing Removed — MLSU
• 2026-01-14 Price Changed $122,550 MLSU
• 2025-09-03 Price Changed $129,000 MLSU
• 2025-08-15 Listed $139,900 MLSU
• 2021-09-22 Listing Removed — MLSU
• 2021-05-11 Sold (MLS) — MLSU
• 2021-04-09 Listed $120,000 MLSU
• 2020-10-24 Listed $115,000 MLSU
• 2017-06-01 Sold (MLS) — MLSU
• 2017-01-30 Listed $34,900 MLSU
• 2006-04-27 Sold (MLS) — MLSU
• 2006-01-24 Listed $90,000 MLSU

Property tax history

+1.0%/yr

Latest (2021): $1,092 · +4.2% YoY. Source: county tax records.